Housing & estates

• The Minister for National Development stated that Build-to-Order (BTO) and Sale of Balance Flats (SBF) use the same pricing methodology, considering comparable resale prices and flat attributes, but SBF prices may differ due to timing, market updates, and proximity to completion.
• In response to Low Thia Khiang’s query on cases where SBF prices were lower, the Minister explained that market softening since the BTO launch can lead to reduced SBF prices, which is fair as transactions reflect prevailing conditions at the point of sale.
• The Minister emphasized that pricing adjusts based on market changes, a long-standing HDB practice, and that BTO and SBF flats in the same block and floor are typically similarly priced, with differences arising from broader market shifts.

• MP Muhamad Faisal Bin Abdul Manap asked if studies have been done or are planned on Singaporeans' preference to remain rooted in their local community versus relocating under SERS, and on the potential erosion of social capital when long-term residents move out.
• Minister Lawrence Wong stated that SERS aims to preserve community ties by relocating residents en bloc to nearby precincts, with options like the Joint Selection Scheme allowing households to move together.
• He noted that HDB conducts biennial surveys showing strong resident support (over 85%) for SERS, with appreciation for new living environments and the ability to stay near old neighbors.

• Ms Sun Xueling asked whether wooden laminated bathroom doors in HDB flats are practical for usage patterns and if they should be replaced with aluminium bi-fold doors in new developments.
• Lawrence Wong explained that HDB has used laminated timber doors since 2001, which meet industry standards but may deteriorate with frequent water exposure, shifting maintenance responsibility to flat owners.
• HDB addresses issues within the one-year defects liability period and has introduced laminated UPVC folding doors since November 2015 as a more durable and modern alternative.

• Louis Ng asked for the number of applicants above the income cap for rental flats and how many were approved over the past three years.
• HDB exercises case-by-case flexibility to allow some households above the income cap to rent flats despite not meeting eligibility criteria.
• From 2014 to 2016, about 1,900 households requested a waiver of the income cap, with 273 applications approved.
• The remaining applicants were deemed able to afford other housing options or had family support.
• The response highlights HDB’s discretionary approach to assessing deserving households beyond the standard income criteria.

• Zainal Sapari inquired about trends in complaints against managing agents and the credentials required for their operation.
• Lawrence Wong stated that the number of complaints about managing agents has remained stable at about 30 cases annually over the past five years.
• Management Corporations Strata Titles can choose from accredited managing agents under a voluntary scheme that requires staff training and experience.
• The Building and Construction Authority Academy provides training courses to improve the competency of managing agents.

• As of end-2016, there were approximately 4,500 vacant HDB rental flats.
• Since 2011, about 9,300 ex-rental flats have been converted for sale with the remaining 99-year lease period.
• Of the converted flats, about 9,000 have been sold to date.

• Liang Eng Hwa asked if the Government plans to build more heavy vehicle parks and improve their public transport connectivity for better accessibility.
• He also proposed raising the allowable unladen weight for vans and light goods vehicles at HDB multi-storey car parks from 1,800 kg to 2,100 kg to ease parking demand.
• Lawrence Wong highlighted that current heavy vehicle parking spaces exceed the number of registered vehicles, with most privately operated in industrial estates and only 26% managed by URA and HDB in temporary locations.
• He noted that temporary heavy vehicle parks in residential areas will be phased out for safety and development reasons, with new parks incorporated into industrial developments near residential areas.
• Wong clarified that business owners are responsible for parking their vehicles, and HDB allows flexible parking for vehicles under 2,000 kg if they fit within standard lots, with heavier vehicles directed to surface parks or commercial/industrial car parks.

• Dr Intan Azura Mokhtar queried the number of unsold private units built by developers, units for sale by home owners, and whether the government should slow land sales for residential development due to a sluggish market.
• Minister Lawrence Wong reported that at the end of 2016, about 9,700 unsold private dwelling units were launched for sale, and including those with planning approvals but not launched, the figure is around 25,000 units—a historical low since 2001.
• The URA does not track units for sale by home owners, but private housing demand remained robust, with developers selling about 12,000 units in 2016, a 20% increase from 2015.
• The government considers factors like economic and market conditions to determine housing supply but has no immediate plans to slow or halt the Government Land Sales programme, as the current inventory is low and maintaining supply is important to avoid future shortages.

• The government inspects HDB flats when hoarding complaints arise, advises residents to clear items, and most cooperate, while those who refuse entry face fines up to $4,000 if convicted.
• Agencies collaborate to address fire, pest, and health hazards from hoarding, including working with social and health professionals, grassroots leaders, and families to support compulsive hoarders.
• Cat hoarding cases involve rehoming efforts with Animal Welfare Groups, and severe or persistent cases can lead to court action with fines up to $10,000 or imprisonment for neglecting animal welfare.

• Lim Biow Chuan asked the Prime Minister whether the government plans to help seniors monetize their immovable assets through reverse mortgages offered by financial institutions.
• Tharman Shanmugaratnam, responding for the Prime Minister, stated that financial institutions previously offered reverse mortgages but stopped due to low demand, a trend seen globally, including in the United States.
• He noted that property owners have other options to monetize their assets, such as renting out spare rooms or entire properties, right-sizing with the Silver Housing Bonus, or applying for the Lease Buyback Scheme.
• Private property owners may also obtain mortgage equity withdrawal loans, subject to credit assessment and underwriting standards by financial institutions.
• The government will continue reviewing policies to explore additional monetization options as the population ages and behaviors potentially change.

• Miss Cheryl Chan raised concerns about smokers dropping cigarette ashes and butts from flats to neighbors' units, creating fire hazards and health issues
• Masagos Zulkifli stated that such disposal is anti-social and poses fire risks, with NEA collaborating with Town Councils and grassroots groups for outreach
• If behavior persists, NEA will deploy surveillance cameras and take enforcement action against littering
• The Ministry encourages smokers to practice social graciousness and dispose of cigarette waste responsibly to maintain a clean and safe environment

• Darryl David proposed banning alcohol consumption in public areas close to residential blocks to prevent issues like public urination and rowdy behavior.
• K Shanmugam stated that the Liquor Control Act already restricts alcohol consumption in public places, including HDB estates, from 10.30 pm to 7.00 am, and noted a decline in public order incidents since its implementation.
• He argued that extending restricted hours in specific zones would be difficult to enforce and could confuse the public, so no further restrictions are necessary at this time.

• The Ministry of National Development and HDB have comprehensive measures including audits, stress-tests, and independent inspections to ensure lift safety in HDB blocks.
• HDB restricted Sigma from new tendering since late-2015 due to delays and higher-than-usual faults in a 2013 batch, with the restriction continuing until performance improves.
• Investigations found the lifts complied with standards but were prone to door and sensor misalignment; Sigma is carrying out rectification works and performance has improved.

• The Agri-Food and Veterinary Authority (AVA) does not track the population of stray cats but collaborates with the Cat Welfare Society and the Society for the Prevention of Cruelty to Animals on sterilization and rehoming efforts, with feedback cases dropping from over 4,000 in 2014 to under 3,000 in 2016.
• The Stray Cat Sterilisation Programme subsidizes sterilization and micro-chipping for stray cats across HDB estates, industrial, commercial, and private housing areas to manage the population.
• Authorities educate community feeders on responsible practices, such as using receptacles and cleaning up, with fines of up to $2,000, $4,000, and $10,000 for first, second, and subsequent littering convictions.

• Darryl David and Seah Kian Peng raised concerns about HDB residents flouting pet rules, causing noise and smell disturbances, and requested stronger action and more education for pet owners.
• Lawrence Wong emphasized the importance of responsible pet ownership in Singapore’s high-density housing, outlining AVA’s efforts like school talks, preschool kits, and annual roadshows to educate the public.
• For pet-related nuisances, HDB advises flat owners to resolve issues through mediation, with recalcitrant owners facing re-homing of pets or fines up to $4,000 as last resort measures.

• Miss Cheryl Chan inquired about the effectiveness of the GST Voucher – Utilities-Save rebate in offsetting rising electricity tariffs for rental flats and whether households on the Pay-As-You-Use scheme could have the rebate directly credited to their prepaid accounts.
• The Minister explained that the permanent GST Voucher – U-Save scheme provides support equivalent to about three to four months of utilities bills for 1- and 2-room HDB households, and one to two months for 3- and 4-room households.
• For households on the Pay-As-You-Use scheme, the U-Save rebate is already credited to their utilities account to reduce arrears, and after arrears are cleared, it offsets water and gas components if they remain on the scheme.

• Dr. Tan Wu Meng proposed that Singapore adopt warmer, yellow-white LEDs with less blue light to mitigate potential health risks like sleep disruption, urging agencies like HDB, LTA, and MOE to standardize this for infrastructure, housing, and schools.
• Senior Minister of State Desmond Lee acknowledged the importance of lighting for functionality, aesthetics, and safety but noted current LED standards already address health concerns, with pure white LEDs preferred for road safety and HDB corridors due to resident feedback.
• Lee committed to further studies on lighting levels and colours, including exploring warm white LEDs for minor roads, while highlighting existing energy-efficient solutions like motion-sensor lighting in HDB estates.
• The debate concluded with Parliament adjourning, affirming the government’s ongoing review of lighting policies in light of emerging research.

• Deputy Prime Minister Lawrence Wong confirmed the amendments will strengthen URA's planning powers to require developers to provide public spaces and connectivity in new developments, without imposing costs on existing buildings unless they undergo redevelopment.
• Members raised concerns about the blanket six-person occupancy cap for private housing, with some suggesting it be calibrated based on property size or consistency with HDB rules; the Minister explained the cap was reverted from eight to six due to improved housing alternatives and the complexity of applying size-based rules to varied private properties.
• The debate highlighted strong support for enforcing the existing ban on short-term rentals under six months, while the Minister clarified the bill does not change policy and that URA is studying separate measures, including a new use class for short-term rentals, with further consultation to follow.

The Planning (Amendment) Bill seeks to strengthen the Urban Redevelopment Authority's (URA) powers to regulate urban development and ensure a liveable city. It introduces stricter penalties for planning violations, including custodial sentences for repeat offenders and those involved in unauthorized dormitory use. The bill also mandates the appointment of Qualified Persons to oversee development plans and enhances URA's investigation powers. Additionally, it legislates new rules to cap subletting of private properties to six unrelated persons and prohibits short-term rentals of less than six months without permission. Stakeholders have raised concerns about the alignment of rules for HDB flats, the clarity of due diligence requirements for property owners, and the implementation of design guidelines that may affect development costs.

• The Bill seeks to amend the Town Councils Act to refine regulatory and operational frameworks for town councils in Singapore.
• It was presented by the Senior Minister of State for National Development and read for the First Reading, with the Second Reading scheduled after the conclusion of the 2017/2018 financial year expenditure proceedings.
• The amendment aims to enhance governance and accountability measures within town councils.
• The debate focuses on ensuring town councils remain effective in managing public housing estate affairs and community resources.
• Key considerations include balancing local autonomy with national standards for urban management and resident welfare.